Stamp duty is the property purchase tax paid by the buyer on completion. It is called Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales. The amount you pay depends on the purchase price, where the property is, and your buyer status.

How is stamp duty calculated?

Stamp duty is banded - each portion of the price within a band is taxed at that band's rate. For example, a £350,000 property in England is taxed at 0% on the first slice, 2% on the next, and 5% on the remainder. Use the calculator above to see the band-by-band breakdown for your purchase price.

Who qualifies for first-time buyer relief?

In England and Northern Ireland, first-time buyer relief reduces SDLT on properties up to £625,000. To qualify, you and any joint buyers must never have owned a residential property anywhere in the world. Relief is not available on properties over £625,000 or on additional-home purchases. Scotland and Wales operate their own arrangements with different thresholds.

When does the additional property surcharge apply?

If you already own a residential property anywhere in the world and you are buying another, the additional property surcharge applies. In England and Northern Ireland this is currently 5% on top of the standard SDLT bands. Scotland's Additional Dwelling Supplement (ADS) and Wales's higher LTT rates work similarly. If you are buying a second home or a buy-to-let, run the numbers using our free property valuation alongside this calculator.

What is the non-UK resident SDLT surcharge?

Buyers who are not UK residents at the time of completion pay an extra 2% SDLT surcharge in England and Northern Ireland. Residency is assessed over the 12 months around the transaction date. The surcharge is on top of any standard SDLT and the additional property surcharge if both apply.

When do I have to pay stamp duty?

Stamp duty is due within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland (Revenue Scotland) and Wales (Welsh Revenue Authority). Your conveyancer normally files the return and pays the tax on your behalf using funds you transfer to them at completion.

Are SDLT, LBTT and LTT rates different?

Yes. England and Northern Ireland use SDLT, Scotland uses LBTT, and Wales uses LTT. Each regime has its own bands and thresholds, so an identical purchase price can produce a very different tax bill depending on where the property is. Switch nation in the calculator to see how the bands change.

Do I pay stamp duty on the asking price or the agreed price?

Stamp duty is calculated on the actual price you pay, not the asking price. If you negotiate a discount, the tax is recalculated on the lower figure. Checking comparable sold prices before you make an offer can help you justify a lower agreed price - and a lower stamp duty bill.

How accurate is this stamp duty calculator?

The calculator uses the residential rates published by HMRC, Revenue Scotland and the Welsh Revenue Authority for standard purchases. It does not handle mixed-use property, leasehold transactions with significant ground rent, multiple dwellings relief, or specialist reliefs. Always confirm the final figure with your conveyancer or solicitor before completion.

UK Stamp Duty Calculator

Estimate SDLT, LBTT or LTT for any UK residential purchase — including first-time buyer relief and surcharges.

FreeNo sign up2026 rates

Stamp Duty Calculator

Estimates SDLT/LBTT/LTT for residential property.

Nation

⌄

Standard SDLT bands with optional first-time buyer relief and surcharges.

Property price

First-time buyerAdditional property / Buy-to-letNon-UK resident

Estimated tax

£7,500

Price: £350,000

Up to £125,000£125,000 × 0.0%£0

£125,001 to £250,000£125,000 × 2.0%£2,500

£250,001 to £925,000£100,000 × 5.0%£5,000

This is an estimate based on publicly available residential rates as of April 2026. Actual tax may vary due to reliefs, leases, mixed-use or special rules. Always verify on official government guidance before committing.

How to use the calculator

Choose the nation where the property is located (England & Northern Ireland, Scotland or Wales).
Enter the agreed purchase price.
Tick any options that apply: first-time buyer, additional property, or non-UK resident.
Review the band-by-band breakdown and the total estimated tax.

Understanding UK stamp duty

How stamp duty is calculated

Stamp duty is banded — each portion of the price within a band is taxed at that band's rate. England & Northern Ireland use SDLT, with possible surcharges for additional properties and non-UK residents. Scotland uses LBTT and Wales uses LTT, each with their own bands and thresholds.

When stamp duty is due

Stamp duty must be paid to HMRC within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your conveyancer normally files the return and pays the tax on your behalf using funds you transfer to them at completion.

Got Questions?

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UK Stamp Duty Calculator

Stamp Duty Calculator

How to use the calculator

Understanding UK stamp duty

How stamp duty is calculated

When stamp duty is due

Got Questions?

What is stamp duty?

How is stamp duty calculated?

Who qualifies for first-time buyer relief?

When does the additional property surcharge apply?

What is the non-UK resident SDLT surcharge?

When do I have to pay stamp duty?

Are SDLT, LBTT and LTT rates different?

Do I pay stamp duty on the asking price or the agreed price?

How accurate is this stamp duty calculator?

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